LAND AND PROPERTY April 2020 Thursday 02 April 7pm AUCTIONS NSBRC Swindon
Auction office, 33/34 Market Place 01249 765 200 strakers.co.uk Chippenham, Wiltshire SN15 3HP [email protected] In branch | Online | On the move Welcome April 2020
Welcome to Strakers April Land & Property auction catalogue. There is a little bit of everything included from a small parcel of land at £3,000 to houses for renovation at £300,000+.
I was pleased with the interest levels during the February auction and selling 19 out of the 20 lots has given us huge encouragement for the rest of the year. Some of the prices achieved were far in excess of expectations which also shows an improvement in the market.
I am also delighted to welcome Karen to the auction team. Having worked in New Homes sales, Karen is joining us a negotiator and will no doubt be speaking to you at some point.
Charlie Doel MNAVA Director and Auctioneer
Getting to the venue Meet the team
Charlie Doel MNAVA Director and Auctioneer
[email protected] Lydiard Fields Great Western Way M4 J17 Tori Lancaster-Gaye CHIPPENHAM Swindon SN5 8UB BRISTOL Auction Negotiator
[email protected] M4 A3102 SWINDON
A3102 GREAT WESTERN WAY Lizzie Hooper Auction Administrator
[email protected] 16 M4 J15 SWINDON EAST MARLBOROUGH LONDON
For live results, follow: 01249 765 200 strakers.co.uk @strakersworld [email protected] In branch | Online | On the move Order of Sale Thursday 02 April 2020 7pm NSBRC Swindon
Holy Trinity Church Room £15,000+ 39 Farm Lane £285,000+ 01 Dursley Road, Heywood BA13 4LG 11 Great Bedwyn SN8 3LU
25 Primrose Hill £150,000+ Parcel of Land at Chestnut Green £3,000+ 02 Tockenham, Swindon SN4 7PG 12 Stowey Road, Clutton BS39 5TF
23 Garages at Newnton Grove £120,000+ 14 Little Down £120,000+ 03 Malmesbury SN16 0DS 13 Chippenham SN14 0DW
Green Vine Cottage £300,000+ Flats 1-3, 52 Fleet Street £150,000+ 04 Fittleton, Salisbury SP4 9QA 14 Swindon SN1 1RE
28 Milton Road £240,000+ 177 High Street £90,000+ 05 Swindon SN1 5JA 15 Royal Wootton Bassett SN4 7BT
39 Waiblingen Way £105,000+ 22B Calne Road £95,000+ 06 Devizes SN10 2BN 16 Lyneham SN15 4PS
32 Longleaze £175,000+ The Old Clift House £235,000+ 07 Royal Wootton Bassett SN4 8AT 17 1 Langley Road, Chippenham SN15 1BP
4 St. Marys Place £130,000+ Garages at Whitegates £35,000+ 08 Chippenham SN15 1EN 18 Castle Combe, Chippenham SN14 7JW
Carfield House £295,000+ 17 Blenheim Park £170,000+ 09 29 High Street, Cricklade SN6 6AB 19 Melksham SN12 6TA
4 Avon Square £100,000+ 10 Upavon SN9 6AD
Please note: Any plans are reproduced from Ordnance Survey Map with kind permission of The Controller of Her Majesty’s Stationery Office. Crown copyright reserved. Licence No. ES100015260. For identification purposes only. Accuracy is not guaranteed. Results and Highlights February 2020 Total sales £2,764,000
I am delighted to say Strakers auctions 2020 have got off to a great start. We offered 20 Lots on the night and sold an impressive 19 to give a sales rate of 95%, a further Lot is under offer with two of the withdrawn lots hopefully going into our April sale. We had a number of garage sites which always help with the atmosphere and again generated some competitive bidding, all but one making over their anticipated sales price. My personal highlight was the sale of Funtington House, a house I myself would love to live in (once renovated that is!) having been on the market for a while, Sold 95% Residential 52% Private 39% I was delighted to knock the gavel down at £650,000 and even Unsold 5% Commercial 4% Corporate 52% more pleased to hear that the new owners will be taking an active Development 9% Probate 9% part in the village community. It is always nice to finish on a high Land/Garages 35% and 4 Devizes Road, Swindon certainly provided that more than doubling its guide of £140,000+ to sell at £294,000, two bidders from start to finish battled it out much to the delight of the sellers.
Charlie Doel MNAVA Director and Auctioneer
12 Lime Kiln £140,000+ Garages at Hillside £40,000+ 01 Royal Wootton Bassett SN4 7HF £170,000 13 Leigh, Swindon SN6 6RE £74,000 Parcel of Land off High Street £20,000+ 34 The Maltings £110,000+ 02 Norton St. Philip, Bath BA2 7LG £60,000 14 Royal Wootton Bassett SN4 7EZ £96,000 11 Bridewell Street £85,000+ 5 Barnfield Close £120,000+ 03 Devizes SN10 1NQ £100,000 15 Swindon SN2 2DP £150,000 Garages rear of Manor Road £45,000+ Development Site at Barnfield Close £130,000+ 04 Chippenham SN14 0LQ £67,000 16 Swindon SN2 2DP £125,000 Garages at Whitegates £40,000+ Garages at The Dene £20,000+ 05 Castle Combe, Chippenham SN14 7JW Available 17 Ford, Chippenham SN14 8RR £34,000 Funtington House £625,000+ 14 Blenheim Court, Shakespeare Road £52,000+ 06 10 Tinhead Road, Edington BA13 4PH £650,000 18 Royal Wootton Bassett SN4 8HQ £67,000 56B High Street £240,000+ 46 Leylands Road £80,000+ 07 Dilton Marsh, Westbury BA13 4DY £260,000 19 Rudloe, Corsham SN13 0NF Under Offer Garages at Westcroft £50,000+ Garages at Brunel Way £80,000+ 08 Chippenham SN14 0LY £68,000 20 Box, Corsham SN13 8LR £80,000 6 Avon Square £100,000+ Former Public Convenience £15,000+ 09 Upavon, Pewsey SN9 6AD £110,000 21 The Pippin, Calne SN11 8JQ May Auction 48 Shellards Road £290,000+ Building Plot adj 1 Jarvis Street £40,000+ 10 Longwell Green, Bristol BS30 9DU Postponed 22 Upavon, Pewsey SN9 6DU £67,500 20 Buttons Yard £110,000+ 4 Devizes Road £140,000+ 11 Warminster BA12 9NZ £145,500 23 Swindon SN1 4BJ £294,000 Cemetery Lodge £150,000+ 12 The Down, Trowbridge BA14 7NJ £150,000
For live results, follow: I couldn’t have asked for a better service and I will have no hesitation in @strakersworld recommending the Strakers Auction team in the future. Mrs.G Swindon Five Star Service! I cannot recommend Strakers enough, the Auction Team have been so helpful, patient, kind and professional to us throughout the entire process. SOLD £294,000 Tori has been an absolute star and has guided us through every detail to ensure our sale was successful. I cannot thank you all enough. September 2019
SOLD £650,000 SOLD BY AUCTION MAY 2019
BEFORE
Development opportunity comprising town centre ground floor office for conversion to 2x1 bedroom apartments each with courtyard gardens. Internal floor areas about 75m² and 58m². CONVERTED AND FOR SALE WITH OUR DEVIZES OFFICE
AFTER
10 Wicker Hill in Trowbridge is now back on the market with our Devizes office as two newly converted one bedroom flats with guide prices £140,000 and £145,000. OUTBUILDINGS
A charming farmhouse with glorious views, outbuildings and an annexe. Set down a lane on the edge of this popular village the property sits amidst its wonderful gardens and paddocks 2.09 acres.
Bromham Guide Price £799,950
For more information, please contact: Devizes 01380 723 451 [email protected] LOOKING TO SELF-BUILD?
We have been asked on behalf of clients to seek interested parties for potential self-build opportunities in North Wiltshire, between Bath and Chippenham.
The proposed units will be detached with floor areas of about 1800 - 2000ft and represent a unique opportunity to build a home to your style and specification within a prescribed design code.
We anticipate further information being available within the next six months and in the event that planning is granted, we intend to go back to all interested parties with further information at that time.
To register your interest, please e-mail [email protected] with your name, address, telephone number and we will reply to confirm receipt.
33/34 Market Place 01249 652 717 strakers.co.uk Chippenham, Wiltshire SN15 3HP [email protected] In branch | Online | On the move NEW HOMES
Reflections is an iconic six bedroomed luxury contemporary home with a self-contained annex set in about two acres in a completely rural location.
Easterton Near Devizes Guide Price £1,500,000
For more information, please contact: Devizes 01380 723 451 [email protected]
Barley House is an impressive detached family home (c.1980ft2) with its own gated entrance. This individually designed property has a beautifully balanced and spacious interior with good reception space.
Rowde Near Devizes Guide Price £695,000
For more information, please contact: Devizes 01380 723 451 [email protected] Malt Barn is a simply stunning three double bedroom barn conversion of approximately 1119ft2 with a fabulous open plan vaulted living area and quality kitchen with a high spec finish.
Rowde Near Devizes Guide Price £425,000
For more information, please contact: Devizes 01380 723 451 [email protected]
Rye House is a handsome detached family home of 2001ft2. This individually designed property is beautifully balanced with a large open plan kitchen and four double bedrooms.
Rowde Near Devizes Guide Price £650,000
For more information, please contact: Devizes 01380 723 451 [email protected] Auction process
View Property It is essential to inspect the lot preferably more than once. Due to the condition of some auction properties we advise all viewers to take the necessary requirements to ensure their own safety whilst viewing any lot in this catalogue. Viewings are conducted entirely at your own risk, Strakers cannot be held liable for loss or injury caused while viewing or accessing any lot.
Check Legal Pack The legal pack is available from the auctioneers’ website www.strakers.co.uk.
Arrange Finance Although finance can be arranged after the sale if you do require a mortgage then it is advisable to at least obtain a decision in principle prior to auction from a mortgage broker who is experienced in the timescales of the auction process. We can provide local recommendations if required.
Consult a Surveyor We would also recommend that you take professional advice from a chartered surveyor to make sure the property is structurally sound.
Consult a Solicitor It is advisable that you consult a solicitor about the purchase. You will need to make all the usual enquiries and check whether VAT registration and election is applicable.
Auction Day Contact the auctioneers prior to attending the auction to confirm your desired lot is still being offered. Allow sufficient time to get to the venue and park. Look out for any notices posted and listen carefully to the auctioneer’s announcements.
Bidding You will be asked to register for a bidding number at the front desk. Please make sure you bid clearly and are in a position that the auctioneer can see you.
Bidding by Proxy You can make a telephone or proxy bid. This authorises the auctioneer to bid on your or Telephone behalf up to a pre-set limit. Forms and conditions are available from the auctioneers’ offices. A completed form and two cheques, one for the 10% deposit (minimum £3,000) and one for the buyer’s administration fee are required to be at the auction office prior to the auction.
Succesful Bid When you buy a lot you will be approached by a member of Strakers staff and taken to the contract area to sign the memorandum of sale. You will be asked to pay a deposit of 10% of the purchase price subject to a minimum deposit of £3,000. Deposits can only be paid by bankers draft, building society cheque or personal cheque. Cash or card payments will not be accepted.
Buyers’ Purchasers will be required to pay by cheque, an administration fee of £600 including Administration Fee VAT on Lots sold for less than £99,999, or £1,200 including VAT on Lots sold for £100,000 and above in addition to the deposit. A VAT receipt can be issued upon request.
Completion Completion is usually about 28 days after the auction. Keys will be be available from the local Strakers office.
For further information, advice or any Auction office, 33/34 Market Place 01249 765 200 recommendations for the above, contact: Chippenham, Wiltshire SN15 3HP [email protected] Auction guide
Buying at auction is a simpler process than you may think but you need to be well prepared for the auction day. The General Conditions assume that the buyer has acted like a prudent buyer. If you choose to buy a lot without taking these normal precautions you do so at your own risk.
The particulars and other information prior to the sale day. It is possible that the The contract We have taken reasonable care to prepare reserve price set for any lot may exceed the A successful bid is one we accept as such. particulars that correctly describe each quoted guide price. If you make a successful bid for a lot you lot. However the particulars are based on are obliged to buy that lot on the terms information supplied Reserve price of the sale memorandum. The price by or on behalf of Unless stated otherwise each lot is subject will be the amount you bid plus VAT (if the seller and we to a reserve price which we expect will applicable). Bidding are not responsible be set within the guide price range or no on someone else’s for errors. The more than 10% above a single figure guide. behalf you are particulars are for This is a confidential figure set between personally liable your information the vendor and the auctioneer just prior to buy it even if but you must not to the auction. If no bid equals or exceeds you are acting solely rely on them. that reserve price the lot will be withdrawn as an agent. It is They do not form from the auction. The seller may bid (or your responsibility part of any contract between the seller and ask us or another agent to bid on the seller’s to obtain an the buyer. It is important that prospective behalf) up to the reserve price but may indemnity from purchasers satisfy themselves as to the not make a bid equal to or exceeding the the person for whom you are the agent. location, boundaries, condition and state of reserve price. Where the buyer is a company you warrant the lots before the auction. that the buyer is properly constituted and Pre-auction offers able to buy the lot and can provide proof Plans, maps and photographs Offers made on any lot included in the of position within the company and a The plans, maps and auction may be accepted by the vendor company letterhead. photographs published prior to the auction. Offers will only on our website and in be acceptable if you are in a position to Insurance the catalogue are for exchange contracts on the lot prior to the Unless indicated to identification purposes only. auction date. the contrary, the The plans are not to scale. seller will continue Proof of identification to be responsible Energy Performance Certificates In order to comply with recent legislation, for insuring the Where required we include EPC ratings please note that any person buying at property until within the catalogue. The full auction must produce documentation to completion. certificate will be available confirm their name and residential address. to download from our You must provide two documents. The Post-auction sales auction website. following are acceptable; UK driver’s If a lot you are interested in is not sold licence, passport, utility bills and bank or during the auction please speak to the *Guide prices mortgage statement. auction team afterwards and make an Where guide prices or guide ranges are If you are bidding on offer. Your offer will be put forward to given then prices are not to be taken as an someone’s behalf we the vendor and if accepted, you will be opinion of the value of the lot or necessarily will require their ID able to proceed with your purchase under figures at which a lot will sell. They are along with a letter of auction rules. only intended to be an indication. The authority allowing price achieved at auction may be more or you to bid and sign the less. Guide prices or ranges may be altered contract on their behalf.
Please note: 1. All measurements 2. Unless otherwise stated we are 3. No systems or shown are approximate. advised that all properties are freehold. appliances have been tested. IMPORTANT NOTICE The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 came into force on the 26th June 2017 and all Auctioneers are now required to verify the identity of all bidders before the auction.
PRIVATE INDIVIDUALS CORPORATE BODIES, (INCLUDING TRUSTS ETC.)
In order to verify your identity, we must inspect and copy original documentation We will not be able to accept any bids that must be in date. Please find below a schedule of acceptable documentation. from a corporate body until we are fully satisfied that we have identified the ultimate beneficial owner. Importantly, the Regulations place a legal duty on all UK PRIVATE INDIVIDUALS NON-UK PRIVATE INDIVIDUALS corporate bodies, including trusts etc, to You must provide one document from each list You must provide one document from each list provide us (the relevant person) with this information: List A - Identity documents: List A - Identity documents: · Current signed passport · Full and valid passport Part 5 of the Regulations states: · Current UK photo card driving licence · National identity card Corporate bodies: obligations · Current full UK driving licence (old · Photo driving licence 43.(1) When a UK body corporate which is version) not listed on a regulated market enters into · Provisional driving licence List B - Evidence of address: a relevant transaction with a relevant person, · Resident permit issued by the Home · A utility bill issued within the last 3 months or forms a business relationship Office to EU Nationals (but not mobile phone bills as these can be with a relevant person, the body corporate · HMRC Inland Revenue tax notification sent to different addresses). must on request from the relevant person · Firearms certificate · Bank, building society or credit union provide the relevant person with: · Self-employed in the construction industry statement containing a current address. – tax exemption certificate with photograph · A reference from a bank or regulated legal (a) information identifying: of holder (forms C155, C156 or SC60) professional who has advised the individual (i) its name, registered number, registered for the past two years. office and principal place of business; List B - Evidence of address: (ii) its board of directors, or if there is · Current UK photo card driving licence Please note PO Box numbers and addresses no board, the members of the equivalent · Current full UK driving licence (old listed c/o (care of) are not permitted. management body; version) (iii) the senior persons responsible for · Provisional driving licence Certified copies (signed and stamped its operations; · Utility bill issued within the last 3 months by a professional person) of the (iv) the law to which it is subject; · Local authority tax bill (current year) above documents should be sent (v) its legal owners; · Bank, building society or credit union when returning completed remote (vi) its beneficial owners; and statement bidding forms. · Most recent mortgage statement from a (b) its articles of association or other UK lender governing documents.
Please note that a driving licence can be used For further information on the as evidence for either one or the other BUT requirements, please request a copy of our NOT BOTH. AML Corporate information request - Corporate and Trust.
You are strongly advised to prepare in advance the necessary paperwork. This is especially important with the more complex corporate structures; it will take considerably longer to conduct our due diligence, as each layer of the structure needs to be carefully checked until we have eventually identified who the ultimate beneficial owners are. If we are not fully satisfied, we will not be able to accept any bids. Holy Trinity Church Room, Dursley Road Heywood, Westbury, Wiltshire, BA13 4LG *Guide Price £15,000+ Plus Fees 01
The only service connected is electricity Former church hall situated in a and the hall is in need of repair. The hall village position with external space. sits at the rear of the plot which is mainly grassed and enclosed by high hedges and fencing to the front.
The hall has an internal floor area of The site could have potential uses such as about 447ft² (41.57m²) and is timber workshop or garaging/parking (subject to planning) and is shown edged red on the frame with corrugated iron cladding. aerial photograph.
EPC Rating Band N/A For further details please call: *Please refer to the AUCTION GUIDE with regards to guide and reserve prices. 01249 765 200 or visit strakers.co.uk 25 Primrose Hill Tockenham, Swindon, Wiltshire, SN4 7PG 02 *Guide Price £150,000+ Plus Fees
The cottage extension was started many Semi-detached cottage in a rural years ago and will need to be re-built, it position in need of renovation with would however create a lovely family home with an outlook over open part built extension. Side and rear farmland. gardens backing on to fields. Across the road is a parcel of land which provides ample parking along with a derelict outbuilding. The land is fairly Further garages, outbuildings and land overgrown but could become additional garden or allotments. The two areas are opposite about 0.30 acre in total. shown edged red on the aerial photo.
EPC Rating Band N/A For further details please call: *Please refer to the AUCTION GUIDE with regards to guide and reserve prices. 01793 683 144 or visit strakers.co.uk 23 Garages at Newnton Grove Malmesbury, Wiltshire, SN16 0DS *Guide Price £120,000+ Plus Fees 03
Potential income of about £14,352 per Garage site comprising 23 garages annum based on a rent per garage of £12 in an established residential area. per week. This could be increased with Additional land and good sized the additional parking. The site is shown coloured pink for forecourt for extra parking. identification purposes only on plan and measures about 0.28 acre. The site is The garages are in 3 blocks and the accessed via Old Alexander Road. sale includes two nearby footpaths.
EPC Rating Band N/A For further details please call: *Please refer to the AUCTION GUIDE with regards to guide and reserve prices. 01666 829 292 or visit strakers.co.uk Green Vine Cottage, Fittleton Salisbury, Wiltshire, SP4 9QA *Guide Price £300,000+ Plus Fees
4 Bedroom detached cottage in an attractive village setting. Formerly 2 cottages, Green Vine Cottage is in need of modernisation but would make a superb family home. There is a large rear garden mainly laid to lawn with mature trees, shrubs and ornamental pond. Parking and side access to a garage. In all the property extends to about 0.29 acre.
EPC Rating Band N/A *Please refer to the AUCTION GUIDE with regards to guide and reserve prices. 04
The cottage provides flexible The thatched cottage has an abundance of Located in Fittleton, which is a small accommodation and could potentially be features, both inside and out, with village with mainly older style cottages converted back into two cottages or fireplaces including a feature wood and is only a short distance from alternatively used as an annex for family burning stove, exposed beams and stone Netheravon which has a village shop with or for letting out. Aside from 2 kitchen floors. Post Office, primary school and church. areas there are 4/5 reception rooms and a downstairs bathroom. In total the cottage has an internal floor The nearby towns of Marlborough, area of about 2,118ft² (196.8m²). Sailsbury and Devizes all offer an The Grade II listed cottage is steeped in extensive range of shopping, leisure, history with parts believed to date back to The extent of the property is shown schooling for all ages and amenities. The 16th and 17th century. edged red for identification purposes only A303 is only about 5 miles away. on the aerial photograph.
For further details please call: 01380 723 451 or visit strakers.co.uk 28 Milton Road Swindon, Wiltshire, SN1 5JA 05 *Guide Price £240,000+ Plus Fees
The attractive property has space for a Investment opportunity close to the couple of cars to park and there is permit town centre on a road of mixed use parking to the road in front. properties. The property which is It is only a short walk to local amenities currently used for commercial to include shops and leisure facilities. purposes is arranged over 4 floors has For information on lettings and management please contact Swindon potential for conversion to residential lettings on 01793 683 144. as a HMO, house or flats (stp).
EPC Rating Band E For further details please call: *Please refer to the AUCTION GUIDE with regards to guide and reserve prices. 01793 683 144 or visit strakers.co.uk 39 Waiblingen Way Devizes, Wiltshire, SN10 2BN *Guide Price £105,000+ Plus Fees 06
The house once renovated would make 3 Bedroom end-terrace house in a an ideal rental property with a similar residential position within walking property achieving in good order £725 per calendar month which equates to distance of the town centre. about £8,700 per annum.
On the first floor, aside from the 3 The property which requires bedrooms there is also a family bathroom. The ground floor provides a 21' modernisation and shows signs of living/dining room, kitchen, garden movement has front and rear gardens. room, rear lobby and shower room.
EPC Rating Band E For further details please call: *Please refer to the AUCTION GUIDE with regards to guide and reserve prices. 01380 723 451 or visit strakers.co.uk
32 Longleaze Royal Wootton Bassett, Wiltshire, SN4 8AT 07 *Guide Price £175,000+ Plus Fees
The accommodation comprises of an 2 Bedroom detached bungalow in entrance/inner hall, 2 bedrooms, sitting need of minor updating. In an area of room, kitchen and bathroom. There is also a sun room behind the garage which similar properties the bungalow is could be used as a study. within level walking distance of local There are two gated entrances with ample amenities and town centre. paved parking and a garage. With access at the side leading to an enclosed low maintenance paved rear garden with Good sized flexible accommodation. wooden shed.
EPC Rating Band D For further details please call: *Please refer to the AUCTION GUIDE with regards to guide and reserve prices. 01793 683 144 or visit strakers.co.uk 4 St. Marys Place Chippenham, Wiltshire, SN15 1EN *Guide Price £130,000+ Plus Fees 08
The accommodation comprises on the Attractive 2 bedroom house ground floor, entrance hall, living room, requiring modernisation in a town dining room and kitchen. On the first floor are two double bedrooms and a centre location. With good sized bathroom. accommodation and enclosed There has been some structural courtyard garden to the rear. movement at the rear which requires some modification to the drains. Copies of the structural report and quotes are Ideal buy to let opportunity. available from the Auctioneers.
EPC Rating Band N/A For further details please call: *Please refer to the AUCTION GUIDE with regards to guide and reserve prices. 01249 652 717 or visit strakers.co.uk Carfield House, 29 High Street Cricklade, Swindon, Wiltshire, SN6 6AB *Guide Price £295,000+ Plus Fees
Elegant 5 bedroom townhouse with lock-up shop in a central High Street location. The house is in need of modernisation and the shop is let to a local picture framing company. To the rear is an attractive enclosed garden plus a driveway leading to a larger than average garage and useful brick outbuilding.
EPC Rating Band TBC *Please refer to the AUCTION GUIDE with regards to guide and reserve prices. 09
The residential accommodation comprises commencing October 2019 and accommodate 2/3 cars. Aside from the on the ground floor, entrance hall, living producing £4,200 per annum. Further garage there is a brick built store with room, dining room, kitchen, utility room details on the lease are available from the potential for use as a workshop/office. and W.C. On the first floor, landing, Auctioneers. inner hallway, 5 bedrooms, study area and Cricklade is a popular town with an bathroom. To the rear is a paved seating area leading attractive High Street providing a good to a lawn with flower and shrub borders range of amenities. The larger town of The shop which has an internal floor area and trees. A small garden room adjoins Swindon is only a short drive away with of about 540ft² (50m²) is let to a picture the back of the building. A gated access extensive shopping and a mainline railway framing company on a 6 year lease leads to the driveway which could station.
For further details please call: 01793 683 144 or visit strakers.co.uk 4 Avon Square Upavon, Pewsey, Wiltshire, SN9 6AD 10 *Guide Price £100,000+ Plus Fees
The house has a small courtyard garden to 2 Bedroom terraced house for the front and a larger garden to the rear. improvement in the Pewsey Vale. In Internally aside from the two first floor bedrooms there is a living room, kitchen an elevated position with views to and bathroom. front over a central green. A similar renovated house in the square sold for in the region of £175,000 recently and another is let for about £580 Ideal buy-to-let or first time buyer per calendar month £6,960 per annum. purchase.
EPC Rating Band D For further details please call: *Please refer to the AUCTION GUIDE with regards to guide and reserve prices. 01380 723 451 or visit strakers.co.uk 39 Farm Lane Great Bedwyn, Marlborough, Wiltshire, SN8 3LU *Guide Price £285,000+ Plus Fees 11
Planning consent to convert and partly Development opportunity to create rebuild the building into a dwelling was an impressive 3 bedroom home in this granted under application number 18/11901/FUL. The approved plans popular village. provide spacious accommodation comprising entrance hall, sitting room, kitchen/dining room, utility, three Ample parking and steps up to an bedrooms, en-suite and bathroom. attractive enclosed garden with mature Internal floor area of about 1,926ft² shrubs and trees. (179m²).
EPC Rating Band E For further details please call: *Please refer to the AUCTION GUIDE with regards to guide and reserve prices. 01380 723 451 or visit strakers.co.uk Parcel of Land at Chestnut Green Stowey Road, Clutton, Bristol, BS39 5TF 12 *Guide Price £3,000+ Plus Fees
The location of the land, which forms Small parcel of land in a rural part of a larger field, is highlighted on the position not far from the popular various photographs and plans and measures about 32mx16m which equates villages of Clutton and Stowey. to about 0.12 acre.
EPC Rating Band N/A For further details please call: *Please refer to the AUCTION GUIDE with regards to guide and reserve prices. 01249 765 200 or visit strakers.co.uk 14 Little Down Chippenham, Wiltshire, SN14 0DW *Guide Price £120,000+ Plus Fees 13
The accommodation comprises on the 3 Bedroom house for renovation ground floor entrance hall, living room, with front and rear gardens. Situated in kitchen and rear porch. On the first floor are 3 bedrooms, bathroom and an area of similar properties. cloakroom.
In good order the property would make Excellent buy to let opportunity or an ideal investment with a potential rental income of about £750pcm which equates may be a first step on the renovation to about £9,000pa. ladder.
EPC Rating Band TBC For further details please call: *Please refer to the AUCTION GUIDE with regards to guide and reserve prices. 01249 652 717 or visit strakers.co.uk Flats 1-3, 52 Fleet Street Swindon, Wiltshire, SN1 1RE 14 *Guide Price £150,000+ Plus Fees
Flat 1 Ideal investment opportunity Comprising lounge, kitchen, 2 bedrooms comprising of 3 flats for modernisation and shower room. in a town centre location. Two Flat 2 Comprising open plan lounge/kitchen, allocated parking spaces. bedroom and shower room.
Flat 3 Potential rental income in good order Comprising open plan lounge/kitchen, of about £18,000 per annum. bedroom and shower room.
EPC Rating Band D For further details please call: *Please refer to the AUCTION GUIDE with regards to guide and reserve prices. 01793 683 144 or visit strakers.co.uk 177 High Street Royal Wootton Bassett, Wiltshire, SN4 7BT *Guide Price £90,000+ Plus Fees 15
The accommodation comprises of 2 Bedroom apartment on the entrance hall, open plan kitchen/living ground floor of a block of four room, two bedrooms and a bathroom. apartments within walking distance of The apartment would make an ideal investment with a potential rental income the town centre. of about £650pcm which equates to £7,800pa.
In good order throughout with a It comes with a share of the freehold and management company, further details are shared gravelled garden to the rear. available in the legal pack.
EPC Rating Band D For further details please call: *Please refer to the AUCTION GUIDE with regards to guide and reserve prices. 01793 683 144 or visit strakers.co.uk 22B Calne Road Lyneham, Chippenham, Wiltshire, SN15 4PS 16 *Guide Price £95,000+ Plus Fees
The accommodation comprises on the 2 Bedroom house in good order in ground floor entrance hall, living room the heart of this large and popular and kitchen/breakfast room. On the first floor 2 bedrooms and a bathroom. The village. Ideal investment opportunity house is attached at the rear to further and located close to local amenities. residential flats. An ideal rental investment and based on comparable evidence in the region it has a Low maintenance enclosed garden. potential income of about £700 per calendar month which equates to £8,400 per annum.
EPC Rating Band D For further details please call: *Please refer to the AUCTION GUIDE with regards to guide and reserve prices. 01249 652 717 or visit strakers.co.uk The Old Clift House, 1 Langley Road Chippenham, Wiltshire, SN15 1BP *Guide Price £235,000+ Plus Fees 17
The property has been used as offices and Spacious commercial investment has flexible accommodation over three situated in a mixed use area and floors plus a useful basement area. There are 4 parking spaces and it is just a short opposite the entrance to Hathaway walk into the town centre.
Retail Park. The property offers a wealth of potential either being retained as offices or possibly conversion into a HMO or sub-divided in The property has an internal floor area to flats (both subject to planning). of about 2,281ft² (212m²).
EPC Rating Band D For further details please call: *Please refer to the AUCTION GUIDE with regards to guide and reserve prices. 01249 652 717 or visit strakers.co.uk Garages at Whitegates Castle Combe, Chippenham, Wiltshire, SN14 7JW 18 *Guide Price £35,000+ Plus Fees
The garages are situated in the heart of Block of 6 garages in an established the estate but do back onto the golf residential area in this popular village. course behind. It has a forecourt area which provides ample parking.
The site is shown edged red on the aerial Potential income of about £3,744 per photograph for identification purposes annum based on a rent per garage of only. £12 per week.
EPC Rating Band N/A For further details please call: *Please refer to the AUCTION GUIDE with regards to guide and reserve prices. 01249 765 200 or visit strakers.co.uk 17 Blenheim Park Bowerhill, Melksham, Wiltshire, SN12 6TA *Guide Price £170,000+ Plus Fees 19
The accommodation comprises on the Spacious 2 bedroom semi- ground floor an entrance hall, living detached house in a large plot with room, kitchen and large utility room. On the first floor are two double bedrooms, possible development potential. dressing room and bathroom.
There are two front garden areas with The house which is in need of driveway parking leading to a single garage. At the rear is a large enclosed modernisation offers scope for garden mainly laid to lawn with mature extension to the side/rear. shrubs and flower borders.
EPC Rating Band TBC For further details please call: *Please refer to the AUCTION GUIDE with regards to guide and reserve prices. 01249 712 039 or visit strakers.co.uk PROPERTY MAINTENANCE
Through our lettings and property management team we can organise works and provide competitive quotes for any maintenance services required either as a one off, regular or on a seasonal basis. No job too big or too small… just give us a call!
Building works Kitchens and bathrooms Cleaning Clearance & waste Plumbing Repairs Landscaping Garden Maintenance Gas & electrical safety certification
First Floor, 6/7 Market Place 01380 721 368 Devizes, Wiltshire SN10 1HT [email protected] WILTSHIRE’S LEADING PROPERTY NETWORK
In branch | Online | On the move AUCTIONS CHIPPENHAM MALMESBURY 01249 765 200 01249 652 717 01666 829 292 [email protected] [email protected] [email protected] 33/34 Market Place 33/34 Market Place 53 High Street Chippenham, Wiltshire SN15 3HP Chippenham, Wiltshire SN15 3HP Malmesbury, Wiltshire SN16 9AG
COMMERCIAL CORSHAM SWINDON 01380 723 451 01249 712 039 01793 683 144 [email protected] [email protected] [email protected] 6/7 Market Place 6 High Street Millgrove House, Redhouse Village Centre Devizes, Wiltshire SN10 1HT Corsham, Wiltshire SN13 0HB North Swindon, Wiltshire SN25 2FW
LAND AND NEW HOMES DEVIZES 07384 836 482 01380 723 451 [email protected] [email protected] 33/34 Market Place 6/7 Market Place Chippenham, Wiltshire SN15 3HP Devizes, Wiltshire SN10 1HT
LETTINGS AND MANAGEMENT 01380 722 995 [email protected] First Floor, 6/7 Market Place Devizes, Wiltshire SN10 1HT
strakers.co.uk Common auction conditions Edition 3 Each lot is sold subject to the following General Conditions, the Standard Conditions and any Special Conditions relating to the relevant property.
INTRODUCTION person or by an irrevocable agreement to exchange made by telephone, fax A2.4 You acknowledge that to the extent permitted by law we owe you no duty of or electronic mail the date of exchange is the date on which both parts have been care and you have no claim against us for any loss. The Common Auction Conditions have been produced for real estate auctions signed and posted or otherwise placed beyond normal retrieval. in England and Wales to set a common standard across the industry. They are in A3 Bidding and reserve prices three sections: Documents Documents of title (including, if title is registered, the entries on the register and the A3.1 All bids are to be made in pounds sterling exclusive of any applicable VAT. Glossary title plan) and other documents listed or referred to in the special conditions relating The glossary gives special meanings to certain words used in both sets of conditions. to the lot. A3.2 We may refuse to accept a bid. We do not have to explain why.
Auction Conduct Conditions Financial charge A3.3 If there is a dispute over bidding we are entitled to resolve it, and our decision The Auction Conduct Conditions govern the relationship between the auctioneer and A charge to secure a loan or other financial indebtness (not including a rentcharge). is final. anyone who has a catalogue, or who attends or bids at the auction. They cannot be changed without the auctioneer’s agreement. General conditions A3.4 Unless stated otherwise each lot is subject to a reserve price (which may be That part of the sale conditions so headed, including any extra general conditions. fixed just before the lot is offered for sale). If no bid equals or exceeds that reserve We recommend that these conditions are set out in a two-part notice to bidders in price the lot will be withdrawn from the auction. the auction catalogue, part one containing advisory material – which auctioneers can Interest rate tailor to their needs – and part two the auction conduct conditions. If not specified in the special conditions, 4% above the base rate from time to time of A3.5 Where there is a reserve price the seller may bid (or ask us or another agent to Barclays Bank plc. (The interest rate will also apply to judgment debts, if applicable.) bid on the seller’s behalf) up to the reserve price but may not make a bid equal to Sale Conditions or exceeding the reserve price. You accept that it is possible that all bids up to the The Sale Conditions govern the agreement between each seller and buyer. They Lot reserve price are bids made by or on behalf of the seller. include general conditions of sale and template forms of special conditions of sale, Each separate property described in the catalogue or (as the case may be) the tenancy and arrears schedules and a sale memorandum. property that the seller has agreed to sell and the buyer to buy (including chattels, A3.6 Where a guide price (or range of prices) is given that guide is the minimum price if any). at which, or range of prices within which, the seller might be prepared to sell at the IMPORTANT NOTICE date of the guide price. But guide prices may change. The last published guide price Old arrears will normally be at or above any reserve price, but not always – as the seller may fix A prudent buyer will, before bidding for a lot at an auction: Arrears due under any of the tenancies that are not “new tenancies” as defined by the the final reserve price just before bidding commences. • Take professional advice from a conveyancer and, in appropriate cases, a Landlord and Tenant (Covenants) Act 1995. chartered surveyor and an accountant; A4 The particulars and other information • Read the conditions; Particulars • Inspect the lot; The section of the catalogue that contains descriptions of each lot (as varied by A4.1 We have taken reasonable care to prepare particulars that correctly describe • Carry out usual searches and make usual enquiries; any addendum). each lot. The particulars are based on information supplied by or on behalf of the • Check the content of all available leases and other documents relating to the lot; seller. You need to check that the information in the particulars is correct. • Check that what is said about the lot in the catalogue is accurate; Practitioner • Have finance available for the deposit and purchase price; An insolvency practitioner for the purposes of the Insolvency Act 1986 (or, in relation A4.2 If the special conditions do not contain a description of the lot, or simply refer • Check whether VAT registration and election is advisable; to jurisdictions outside the United Kingdom, any similar official). to the relevant lot number, you take the risk that the description contained in the particulars is incomplete or inaccurate, as the particulars have not been prepared by a The conditions assume that the buyer has acted like a prudent buyer. If you choose to Price conveyancer and are not intended to form part of a legal contract. buy a lot without taking these normal precautions you do so at your own risk. The price that the buyer agrees to pay for the lot. A4.3 The particulars and the sale conditions may change prior to the auction and it is GLOSSARY Ready to complete your responsibility to check that you have the correct versions. Ready, willing and able to complete: if completion would enable the seller to This glossary applies to the auction conduct conditions and the sale conditions. discharge all financial charges secured on the lot that have to be discharged by A4.4 If we provide information, or a copy of a document, provided by others we do so Wherever it makes sense: completion, then those outstanding financial charges do not prevent the seller from only on the basis that we are not responsible for the accuracy of that information • singular words can be read as plurals, and plurals as singular words; being ready to complete. or document. • a “person” includes a corporate body; • words of one gender include the other genders; Sale conditions A5 The contract • references to legislation are to that legislation as it may have been modified or The general conditions as varied by any special conditions or addendum. re-enacted by the date of the auction or the contract date (as applicable); and A5.1 A successful bid is one we accept as such (normally on the fall of the hammer). • where the following words printed in bold black type appear in bold blue type they Sale memorandum This condition A5 applies to you if you make the successful bid for a lot. have the specified meanings. The form so headed (whether or not set out in the catalogue) in which the terms of the contract for the sale of the lot are recorded. A5.2 You are obliged to buy the lot on the terms of the sale memorandum at the price Actual completion date you bid plus VAT (if applicable). The date when completion takes place or is treated as taking place for the purposes Seller of apportionment and calculating interest. The person selling the lot. If two or more are jointly the seller their obligations can be A5.3 You must before leaving the auction: enforced against them jointly or against each of them separately. (a) provide all information we reasonably need from you to enable us to complete the Addendum sale memorandum (including proof of your identity if required by us); An amendment or addition to the conditions or to the particulars or to both whether Special conditions (b) sign the completed sale memorandum; and contained in a supplement to the catalogue, a written notice from the auctioneers or Those of the sale conditions so headed that relate to the lot. (c) pay the deposit. an oral announcement at the auction. Tenancies A5.4 If you do not we may either: Agreed completion date Tenancies, leases, licences to occupy and agreements for lease and any documents Subject to condition G9.3: varying or supplemental to them. (a) as agent for the seller treat that failure as your repudiation of the contract and (a) the date specified in the special conditions; or offer the lot for sale again: the seller may then have a claim against you (b) if no date is specified, 20 business days after the contract date; Tenancy schedule for breach of contract; or but if that date is not a business day the first subsequent business day. The tenancy schedule (if any) forming part of the special conditions. (b) sign the sale memorandum on your behalf.
Approved financial institution Transfer A5.5 The deposit: Any bank or building society that has signed up to the Banking Code or Business Transfer includes a conveyance or assignment (and “to transfer” includes “to Banking Code or is otherwise acceptable to the auctioneers. convey” or “to assign”). (a) is to be held as stakeholder where VAT would be chargeable on the deposit were it to be held as agent for the seller, but otherwise is to be held as stated in the sale Arrears TUPE conditions; and Arrears of rent and other sums due under the tenancies and still outstanding on the The Transfer of Undertakings (Protection of Employment) Regulations 2006. (b) must be paid in pounds sterling by cheque or by bankers’ draft made payable to actual completion date. us on an approved financial institution. The extra auction conduct conditions may VAT state if we accept any other form of payment. Arrears schedule Value Added Tax or other tax of a similar nature. The arrears schedule (if any) forming part of the special conditions. A5.6 We may retain the sale memorandum signed by or on behalf of the seller until VAT option the deposit has been received in cleared funds. Auction An option to tax. The auction advertised in the catalogue. A5.7 If the buyer does not comply with its obligations under the contract then: We (and us and our) (a) you are personally liable to buy the lot even if you are acting as an agent; and Auction conduct conditions The auctioneers. (b) you must indemnify the seller in respect of any loss the seller incurs as a result of The conditions so headed, including any extra auction conduct conditions. the buyer’s default. You (and your) Auctioneers Someone who has a copy of the catalogue or who attends or bids at the auction, A5.8 Where the buyer is a company you warrant that the buyer is properly constituted The auctioneers at the auction. whether or not a buyer. and able to buy the lot.
Business day AUCTION CONDUCT CONDITIONS A6 Extra Auction Conduct Conditions Any day except (a) a Saturday or a Sunday; (b) a bank holiday in England and Wales; or (c) Good Friday or Christmas Day. A1 Introduction A6.1 Despite any special condition to the contrary the minimum deposit we accept is £3,000 (or the total price, if less). A special condition may, however, require Buyer A1.1 Words in italicised type have special meanings, which are defined in a higher minimum deposit. The person who agrees to buy the lot or, if applicable, that person’s personal the Glossary. representatives: if two or more are jointly the buyer their obligations can be enforced GENERAL CONDITIONS OF SALE against them jointly or against each of them separately. A1.2 The catalogue is issued only on the basis that you accept these auction conduct conditions. They govern our relationship with you and cannot be disapplied or varied Words in italicised type have special meanings, which are defined in the Glossary. Catalogue by the sale conditions (even by a condition purporting to replace the whole of the The general conditions (including any extra general conditions) apply to the contract The catalogue to which the conditions refer including any supplement to it. Common Auction Conditions). They can be varied only if we agree. except to the extent that they are varied by special conditions or by an addendum.
Completion A2 Our role G1 The lot Unless otherwise agreed between seller and buyer (or their conveyancers) the occasion when both seller and buyer have complied with their obligations under A2.1 As agents for each seller we have authority to: G1.1 The lot (including any rights to be granted or reserved, and any exclusions from the contract and the balance of the price is unconditionally received in the seller’s (a) prepare the catalogue from information supplied by or on behalf of each seller; it) is described in the special conditions, or if not so described the lot is that referred conveyancer’s client account. (b) offer each lot for sale; to in the sale memorandum. (c) sell each lot; Condition (d) receive and hold deposits; G1.2 The lot is sold subject to any tenancies disclosed by the special conditions, but One of the auction conduct conditions or sales conditions. (e) sign each sale memorandum; and otherwise with vacant possession on completion. (f) treat a contract as repudiated if the buyer fails to sign a sale memorandum or pay a Contract deposit as required by these auction conduct conditions. G1.3 The lot is sold subject to all matters contained or referred to in the documents, The contract by which the seller agrees to sell and the buyer agrees to buy the lot. but excluding any financial charges: these the seller must discharge on or before A2.2 Our decision on the conduct of the auction is final. completion. Contract date The date of the auction or, if the lot is not sold at the auction: A2.3 We may cancel the auction, or alter the order in which lots are offered for sale. G1.4 The lot is also sold subject to such of the following as may affect it, whether (a) the date of the sale memorandum signed by both the seller We may also combine or divide lots. A lot may be sold or withdrawn from sale prior to they arise before or after the contract date and whether or not they are disclosed by and buyer; or the auction. the seller or are apparent from inspection of the lot or from the documents: (b) if contracts are exchanged, the date of exchange. If exchange is not effected in (a) matters registered or capable of registration as local land charges; (b) matters registered or capable of registration by any competent authority or under land registry to send the completed registration documents to the buyer. (a) promptly provide references and other relevant information; and the provisions of any statute; (e) The buyer has no right to object to or make requisitions on any title information (b) comply with the landlord’s lawful requirements. (c) notices, orders, demands, proposals and requirements of any competent more than seven business days after that information has been given authority; to the buyer. G9.6 If within three months of the contract date (or such longer period as the seller (d) charges, notices, orders, restrictions, agreements and other matters relating to and buyer agree) the licence has not been obtained the seller or the buyer may (if not town and country planning, highways or public health; G4.3 Unless otherwise stated in the special conditions the seller sells with full title then in breach of any obligation under this condition G9) by notice to the other (e) rights, easements, quasi-easements, and wayleaves; guarantee except that (and the transfer shall so provide): terminate the contract at any time before licence is obtained. That termination is (f) outgoings and other liabilities; (a) the covenant set out in section 3 of the Law of Property (Miscellaneous without prejudice to the claims of either seller or buyer for breach of this (g) any interest which overrides, within the meaning of the Land Registration Act Provisions) Act 1994 shall not extend to matters recorded in registers open to condition G9. 2002; public inspection; these are to be treated as within the actual knowledge of the (h) matters that ought to be disclosed by the searches and enquiries a prudent buyer buyer; and G10. Interest and apportionments would make, whether or not the buyer has made them; and (b) the covenant set out in section 4 of the Law of Property (Miscellaneous (i) anything the seller does not and could not reasonably know about. Provisions) Act 1994 shall not extend to any condition or tenant’s obligation G10.1 If the actual completion date is after the agreed completion date for any reason relating to the state or condition of the lot where the lot is leasehold property. other than the seller’s default the buyer must pay interest at the interest rate on the G1.5 Where anything subject to which the lot is sold would expose the seller to price (less any deposit paid) from the agreed completion date up to and including the liability the buyer is to comply with it and indemnify the seller against that liability. G4.4 The transfer is to have effect as if expressly subject to all matters subject to actual completion date. which the lot is sold under the contract. G1.6 The seller must notify the buyer of any notices, orders, demands, proposals and G10.2 Subject to condition G11 the seller is not obliged to apportion or account for requirements of any competent authority of which it learns after the contract date but G4.5 The seller does not have to produce, nor may the buyer object to or make any sum at completion unless the seller has received that sum in cleared funds. The the buyer must comply with them and keep the seller indemnified. a requisition in relation to, any prior or superior title even if it is referred to in the seller must pay to the buyer after completion any sum to which the buyer is entitled documents. that the seller subsequently receives in cleared funds. G1.7 The lot does not include any tenant’s or trade fixtures or fittings. G4.6 The seller (and, if relevant, the buyer) must produce to each other such G10.3 Income and outgoings are to be apportioned at actual completion date unless: G1.8 Where chattels are included in the lot the buyer takes them as they are at confirmation of, or evidence of, their identity and that of their mortgagees and (a) the buyer is liable to pay interest; and completion and the seller is not liable if they are not fit for use. attorneys (if any) as is necessary for the other to be able to comply (b) the seller has given notice to the buyer at any time up to completion requiring with applicable Land Registry Rules when making application for registration of the apportionment on the date from which interest becomes payable by the buyer; G1.9 The buyer buys with full knowledge of: transaction to which the conditions apply. in which event income and outgoings are to be apportioned on the date from which (a) the documents, whether or not the buyer has read them; and interest becomes payable by the buyer. (b) the physical condition of the lot and what could reasonably be discovered on G5. Transfer inspection of it, whether or not the buyer has inspected it. G10.4 Apportionments are to be calculated on the basis that: G5.1 Unless a form of transfer is prescribed by the special conditions: (a) the seller receives income and is liable for outgoings for the whole of the day on G1.10 The buyer is not to rely on the information contained in the particulars but may (a) the buyer must supply a draft transfer to the seller at least ten business days which apportionment is to be made; rely on the seller’s conveyancer’s written replies to preliminary enquiries to the extent before the agreed completion date and the engrossment (signed as a deed by the (b) annual income and expenditure accrues at an equal daily rate assuming 365 days stated in those replies. buyer if condition G5.2 applies) five business days before that date or (if later) two in a year, and income and expenditure relating to some other period accrues at an business days after the draft has been approved by the seller; and equal daily rate during the period to which it relates; and G2. Deposit (b) the seller must approve or revise the draft transfer within five business days of (c) where the amount to be apportioned is not known at completion apportionment is receiving it from the buyer. to be made by reference to a reasonable estimate and further payment is to be made G2.1 The amount of the deposit is the greater of: by seller or buyer as appropriate within five business days of the date when the (a) any minimum deposit stated in the auction conduct conditions (or the total price, if G5.2 If the seller remains liable in any respect in relation to the lot (or a tenancy) amount is known. this is less than that minimum); and following completion the buyer is specifically to covenant in the transfer to indemnify (b) 10% of the price (exclusive of any VAT on the price). the seller against that liability. G11. Arrears
G2.2 The deposit G5.3 The seller cannot be required to transfer the lot to anyone other than the buyer, Part 1 Current rent (a) must be paid in pounds sterling by cheque or banker’s draft drawn on an approved or by more than one transfer. financial institution (or by any other means of payment that the auctioneers may G11.1 “Current rent” means, in respect of each of the tenancies subject to which the accept); and G6. Completion lot is sold, the instalment of rent and other sums payable by the tenant in advance (b) is to be held as stakeholder unless the auction conduct conditions provide that it is on the most recent rent payment date on or within four months preceding to be held as agent for the seller. G6.1 Completion is to take place at the offices of the seller’s conveyancer, or where completion. the seller may reasonably require, on the agreed completion date. The seller can only G2.3 Where the auctioneers hold the deposit as stakeholder they are authorised to be required to complete on a business day and between the hours of 0930 and 1700. G11.2 If on completion there are any arrears of current rent the buyer must pay them, release it (and interest on it if applicable) to the seller on completion or, if completion whether or not details of those arrears are given in the special conditions. does not take place, to the person entitled to it under the sale conditions. G6.2 The amount payable on completion is the balance of the price adjusted to take account of apportionments plus (if applicable) VAT and interest. G11.3 Parts 2 and 3 of this condition G11 do not apply to arrears of current rent. G2.4 If a cheque for all or part of the deposit is not cleared on first presentation the seller may treat the contract as at an end and bring a claim against the buyer for G6.3 Payment is to be made in pounds sterling and only by: Part 2 Buyer to pay for arrears breach of contract. (a) direct transfer to the seller’s conveyancer’s client account; and (b) the release of any deposit held by a stakeholder. G11.4 Part 2 of this condition G11 applies where the special conditions give details G2.5 Interest earned on the deposit belongs to the seller unless the sale conditions of arrears. provide otherwise. G6.4 Unless the seller and the buyer otherwise agree, completion cannot take place until both have complied with their obligations under the contract and the balance G11.5 The buyer is on completion to pay, in addition to any other money then due, an G3. Between contract and completion of the price is unconditionally received in the seller’s conveyancer’s client account. amount equal to all arrears of which details are set out in the special conditions.
G3.1 Unless the special conditions state otherwise, the seller is to insure the lot from G6.5 If completion takes place after 1400 hours for a reason other than the seller’s G11.6 If those arrears are not old arrears the seller is to assign to the buyer all rights and including the contract date to completion and: default it is to be treated, for the purposes of apportionment and calculating interest, that the seller has to recover those arrears. (a) produce to the buyer on request all relevant insurance details; as if it had taken place on the next business day. (b) pay the premiums when due; Part 3 Buyer not to pay for arrears (c) if the buyer so requests, and pays any additional premium, use reasonable G6.6 Where applicable the contract remains in force following completion. endeavours to increase the sum insured or make other changes to the policy; G11.7 Part 3 of this condition G11 applies where the special conditions: (d) at the request of the buyer use reasonable endeavours to have the buyer’s interest G7. Notice to complete (a) so state; or noted on the policy if it does not cover a contracting purchaser; (b) give no details of any arrears. (e) unless otherwise agreed, cancel the insurance at completion, apply for a refund of G7.1 The seller or the buyer may on or after the agreed completion date but before premium and (subject to the rights of any tenant or other third party) pay that refund completion give the other notice to complete within ten business days (excluding G11.8 While any arrears due to the seller remain unpaid the buyer must: to the buyer; and the date on which the notice is given) making time of the essence. (a) try to collect them in the ordinary course of management but need not take legal (f) (subject to the rights of any tenant or other third party) hold on trust for the buyer proceedings or forfeit the tenancy; any insurance payments that the seller receives in respect of loss or damage arising G7.2 The person giving the notice must be ready to complete. (b) pay them to the seller within five business days of receipt in cleared funds (plus after the contract date or assign to the buyer the benefit of any claim; and thebuyer interest at the interest rate calculated on a daily basis for each subsequent must on completion reimburse to the seller the cost of that insurance (to the extent G7.3 If the buyer fails to comply with a notice to complete the seller may, without day’s delay in payment); not already paid by the buyer or a tenant or other third party) for the period from and affecting any other remedy the seller has: (c) on request, at the cost of the seller, assign to the seller or as the seller may direct including the contract date to completion. (a) terminate the contract; the right to demand and sue for old arrears, such assignment to be in such form as (b) claim the deposit and any interest on it if held by a stakeholder; the seller’s conveyancer may reasonably require; G3.2 No damage to or destruction of the lot nor any deterioration in its condition, (c) forfeit the deposit and any interest on it; (d) if reasonably required, allow the seller’s conveyancer to have on loan the however caused, entitles the buyer to any reduction in price, or to delay completion, (d) resell the lot; and counterpart of any tenancy against an undertaking to hold it to the buyer’s order; or to refuse to complete. (e) claim damages from the buyer. (e) not without the consent of the seller release any tenant or surety from liability to pay arrears or accept a surrender of or forfeit any tenancy under which arrears G3.3 Section 47 of the Law of Property Act 1925 does not apply. G7.4 If the seller fails to comply with a notice to complete the buyer may, without are due; and affecting any other remedy the buyer has: (f) if the buyer disposes of the lot prior to recovery of all arrears obtain from the G3.4 Unless the buyer is already lawfully in occupation of the lot the buyer has no (a) terminate the contract; and buyer’s successor in title a covenant in favour of the seller in similar form to part 3 of right to enter into occupation prior to completion. (b) recover the deposit and any interest on it from the seller or, if applicable, a this condition G11. stakeholder. G4. Title and identity G11.9 Where the seller has the right to recover arrears it must not without the buyer’s G8. If the contract is brought to an end written consent bring insolvency proceedings against a tenant or seek the removal of G4.1 Unless condition G4.2 applies, the buyer accepts the title of the seller to the lot goods from the lot. as at the contract date and may raise no requisition or objection except in relation to If the contract is lawfully brought to an end: any matter that occurs after the contract date. (a) the buyer must return all papers to the seller and appoints the seller its agent to G12. Management cancel any registration of the contract; and G4.2 If any of the documents is not made available before the auction the following (b) the seller must return the deposit and any interest on it to the buyer (and the buyer G12.1 This condition G12 applies where the lot is sold subject to tenancies. provisions apply: may claim it from the stakeholder, if applicable) unless the seller is entitled to forfeit (a) The buyer may raise no requisition on or objection to any of the documents that is the deposit under condition G7.3. G12.2 The seller is to manage the lot in accordance with its standard management made available before the auction. policies pending completion. (b) If the lot is registered land the seller is to give to the buyer within five business G9. Landlord’s licence days of the contract date an official copy of the entries on the register and title plan G12.3 The seller must consult the buyer on all management issues that would affect and, where noted on the register, of all documents subject to which the lot is being G9.1 Where the lot is or includes leasehold land and licence to assign is required this the buyer after completion (such as, but not limited to, an application for licence; sold. condition G9 applies. a rent review; a variation, surrender, agreement to surrender or proposed forfeiture of (c) If the lot is not registered land the seller is to give to the buyer within fivebusiness a tenancy; or a new tenancy or agreement to grant a new tenancy) and: days an abstract or epitome of title starting from the root of title mentioned in the G9.2 The contract is conditional on that licence being obtained, by way of formal (a) the seller must comply with the buyer’s reasonable requirements unless to do so special conditions (or, if none is mentioned, a good root of title more than fifteen licence if that is what the landlord lawfully requires. would (but for the indemnity in paragraph (c)) expose the seller to a liability that the years old) and must produce to the buyer the original or an examined copy of every seller would not otherwise have, in which case the seller may act reasonably in such relevant document. G9.3 The agreed completion date is not to be earlier than the date five business days a way as to avoid that liability; (d) If title is in the course of registration, title is to consist of certified copies of: after the seller has given notice to the buyer that licence has been obtained. (b) if the seller gives the buyer notice of the seller’s intended act and the buyer does (i) the application for registration of title made to the land registry; not object within five business days giving reasons for the objection the seller may act (ii) the documents accompanying that application; G9.4 The seller must: as the seller intends; and (iii) evidence that all applicable stamp duty land tax relating to that application has (a) use all reasonable endeavours to obtain the licence at the seller’s expense; and (c) the buyer is to indemnify the seller against all loss or liability the seller incurs been paid; and (b) enter into any authorised guarantee agreement properly required. through acting as the buyer requires, or by reason of delay caused by the buyer. (iv) a letter under which the seller or its conveyancer agrees to use all reasonable endeavours to answer any requisitions raised by the land registry and to instruct the G9.5 The buyer must: Common auction conditions Edition 3
G13. Rent deposits G19.3 Neither the practitioner nor the firm or any member of the firm to which the G23.5 The seller and the buyer are to keep each other informed of the progress of the practitioner belongs has any personal liability in connection with the sale or the rent review and have regard to any proposals the other makes in relation to it. G13.1 This condition G13 applies where the seller is holding or otherwise entitled performance of the seller’s obligations. The transfer is to include a declaration to money by way of rent deposit in respect of a tenancy. In this condition G13 “rent excluding that personal liability. G23.6 When the rent review has been agreed or determined the buyer must account deposit deed” means the deed or other document under which the rent deposit is to the seller for any increased rent and interest recovered from the tenant that relates held. G19.4 The lot is sold: to the seller’s period of ownership within five business days of receipt of cleared (a) in its condition at completion; funds. G13.2 If the rent deposit is not assignable the seller must on completion hold the (b) for such title as the seller may have; and rent deposit on trust for the buyer and, subject to the terms of the rent deposit deed, (c) with no title guarantee; G23.7 If a rent review is agreed or determined before completion but the increased comply at the cost of the buyer with the buyer’s lawful instructions. and the buyer has no right to terminate the contract or any other remedy if rent and any interest recoverable from the tenant has not been received by information provided about the lot is inaccurate, incomplete or missing. completion the increased rent and any interest recoverable is to be treated as arrears. G13.3 Otherwise the seller must on completion pay and assign its interest in the rent deposit to the buyer under an assignment in which the buyer covenants with the G19.5 Where relevant: G23.8 The seller and the buyer are to bear their own costs in relation to rent review seller to: (a) the documents must include certified copies of those under which the practitioner negotiations and proceedings. (a) observe and perform the seller’s covenants and conditions in the rent deposit is appointed, the document of appointment and the practitioner’s acceptance of deed and indemnify the seller in respect of any breach; appointment; and G24. Tenancy renewals (b) give notice of assignment to the tenant; and (b) the seller may require the transfer to be by the lender exercising its power of sale (c) give such direct covenant to the tenant as may be required by the rent deposit under the Law of Property Act 1925. G24.10 This condition G24 applies where the tenant under a tenancy has the right to deed. remain in occupation under part II of the Landlord and Tenant Act 1954 (as amended) G19.6 The buyer understands this condition G19 and agrees that it is fair in the and references to notices and proceedings are to notices and proceedings under G14. VAT circumstances of a sale by a practitioner. that Act.
G14.1 Where a sale condition requires money to be paid or other consideration to be G20. TUPE G24.20 Where practicable, without exposing the seller to liability or penalty, the seller given, the payer must also pay any VAT that is chargeable on that money or must not without the written consent of the buyer (which the buyer must not consideration, but only if given a valid VAT invoice. G20.1 If the special conditions state “There are no employees to which TUPE unreasonably withhold or delay) serve or respond to any notice or begin or continue applies”, this is a warranty by the seller to this effect. any proceedings. G14.2 Where the special conditions state that no VAT option has been made the seller confirms that none has been made by it or by any company in the same VAT group G20.2 If the special conditions do not state “There are no employees to which TUPE G24.30 If the seller receives a notice the seller must send a copy to the buyer within nor will be prior to completion. applies” the following paragraphs apply: fivebusiness days and act as the buyer reasonably directs in relation to it. (a) The seller must notify the buyer of those employees whose contracts of G15. Transfer as a going concern employment will transfer to the buyer on completion (the “Transferring Employees”). G24.4 Following completion the buyer must: This notification must be given to the buyer not less than 14 days before completion. (a) with the co-operation of the seller take immediate steps to substitute itself as a G15.1 Where the special conditions so state: (b) The buyer confirms that it will comply with its obligations under TUPE and any party to any proceedings; (a) the seller and the buyer intend, and will take all practicable steps (short of an special conditions in respect of the Transferring Employees. (b) use all reasonable endeavours to conclude any proceedings or negotiations for appeal) to procure, that the sale is treated as a transfer of a going concern; and (c) The buyer and the seller acknowledge that pursuant and subject to TUPE, the the renewal of the tenancy and the determination of any interim rent as soon as (b) this condition G15 applies. contracts of employment between the Transferring Employees and the seller reasonably practicable at the best rent or rents reasonably obtainable; and will transfer to the buyer on completion. (c) if any increased rent is recovered from the tenant (whether as interim rent or G15.2 The seller confirms that the seller (d) The buyer is to keep the seller indemnified against all liability for the Transferring under the renewed tenancy) account to the seller for the part of that increase that (a) is registered for VAT, either in the seller’s name or as a member of the same VAT Employees after completion. relates to the seller’s period of ownership of the lot within five business days of group; and receipt of cleared funds. (b) has (unless the sale is a standard-rated supply) made in relation to the lot a VAT G21. Environmental option that remains valid and will not be revoked before completion. G24.5 The seller and the buyer are to bear their own costs in relation to the renewal G21.1 This condition G21 only applies where the special conditions so provide. of the tenancy and any proceedings relating to this. G15.3 The buyer confirms that: (a) it is registered for VAT, either in the buyer’s name or as a member of a VAT group; G21.2 The seller has made available such reports as the seller has as to the G25. Warranties (b) it has made, or will make before completion, a VAT option in relation to the lot and environmental condition of the lot and has given the buyer the opportunity to carry will not revoke it before or within three months after completion; out investigations (whether or not the buyer has read those reports or carried G25.1 Available warranties are listed in the special conditions. (c) article 5(2B) of the Value Added Tax (Special Provisions) Order 1995 does not out any investigation) and the buyer admits that the price takes into account the apply to it; and environmental condition of the lot. G25.2 Where a warranty is assignable the seller must: (d) it is not buying the lot as a nominee for another person. (a) on completion assign it to the buyer and give notice of assignment to the person G21.3 The buyer agrees to indemnify the seller in respect of all liability for or resulting who gave the warranty; and G15.4 The buyer is to give to the seller as early as possible before the agreed from the environmental condition of the lot. (b) apply for (and the seller and the buyer must use all reasonable endeavours to completion date evidence: obtain) any consent to assign that is required. If consent has not been obtained (a) of the buyer’s VAT registration; G22. Service Charge by completion the warranty must be assigned within five business days after the (b) that the buyer has made a VAT option; and consent has been obtained. (c) that the VAT option has been notified in writing to G22.1 This condition G22 applies where the lot is sold subject to tenancies that HM Revenue and Customs; and if it does not produce the relevant evidence at least include service charge provisions. G25.3 If a warranty is not assignable the seller must after completion: two business days before the agreed completion date, condition G14.1 applies at (a) hold the warranty on trust for the buyer; and completion. G22.2 No apportionment is to be made at completion in respect of service charges. (b) at the buyer’s cost comply with such of the lawful instructions of the buyer in relation to the warranty as do not place the seller in breach of its terms or G15.5 The buyer confirms that after completion the buyer intends to: G22.3 Within two months after completion the seller must provide to the buyer a expose the seller to any liability or penalty. (a) retain and manage the lot for the buyer’s own benefit as a continuing business as detailed service charge account for the service charge year current on completion a going concern subject to and with the benefit of the tenancies; and showing: G26. No assignment (b) collect the rents payable under the tenancies and charge VAT on them (a) service charge expenditure attributable to each tenancy; (b) payments on account of service charge received from each tenant; The buyer must not assign, mortgage or otherwise transfer or part with the whole or G15.6 If, after completion, it is found that the sale of the lot is not a transfer of a going (c) any amounts due from a tenant that have not been received; any part of the buyer’s interest under this contract. concern then: (d) any service charge expenditure that is not attributable to any tenancy and is for (a) the seller’s conveyancer is to notify the buyer’s conveyancer of that finding and that reason irrecoverable. G27. Registration at the Land Registry provide a VAT invoice in respect of the sale of the lot; (b) the buyer must within five business days of receipt of the VAT invoice pay to the G22.4 In respect of each tenancy, if the service charge account shows that: G27.1 This condition G27.1 applies where the lot is leasehold and its sale either seller the VAT due; and (a) payments on account (whether received or still then due from a tenant) exceed triggers first registration or is a registrable disposition. The buyer must at its own (c) if VAT is payable because the buyer has not complied with this condition G15, attributable service charge expenditure, the seller must pay to the buyer an expense and as soon as practicable: the buyer must pay and indemnify the seller against all costs, interest, penalties or amount equal to the excess when it provides the service charge account; (a) procure that it becomes registered at Land Registry as proprietor of the lot; surcharges that the seller incurs as a result. (b) attributable service charge expenditure exceeds payments on account (whether (b) procure that all rights granted and reserved by the lease under which the lot is those payments have been received or are still then due), the buyer must held are properly noted against the affected titles; and G16. Capital allowances use all reasonable endeavours to recover the shortfall from the tenant at the next (c) provide the seller with an official copy of the register relating to such lease service charge reconciliation date and pay the amount so recovered to the seller showing itself registered as proprietor. G16.1 This condition G16 applies where the special conditions state that there are within five business days of receipt in cleared funds; but in respect of payments on capital allowances available in respect of the lot. account that are still due from a tenant condition G11 (arrears) applies. G27.2 This condition G27.2 applies where the lot comprises part of a registered title. The buyer must at its own expense and as soon as practicable: G16.2 The seller is promptly to supply to the buyer all information reasonably required G22.5 In respect of service charge expenditure that is not attributable to any tenancy (a) apply for registration of the transfer; by the buyer in connection with the buyer’s claim for capital allowances. the seller must pay the expenditure incurred in respect of the period before (b) provide the seller with an official copy and title plan for the buyer’s new title; and actual completion date and the buyer must pay the expenditure incurred in respect of (c) join in any representations the seller may properly make to Land Registry relating G16.3 The value to be attributed to those items on which capital allowances may be the period after actual completion date. Any necessary monetary adjustment to the application. claimed is set out in the special conditions. is to be made within five business days of the seller providing the service charge account to the buyer. G28. Notices and other communications G16.4 The seller and buyer agree: (a) to make an election on completion under Section 198 of the Capital Allowances G22.6 If the seller holds any reserve or sinking fund on account of future service G28.1 All communications, including notices, must be in writing. Communication to Act 2001 to give effect to this condition G16; and charge expenditure or a depreciation fund: or by the seller or the buyer may be given to or by their conveyancers. (b) to submit the value specified in the special conditions to HM Revenue and (a) the seller must pay it (including any interest earned on it) to the buyer on Customs for the purposes of their respective capital allowance computations. completion; and G28.2 A communication may be relied on if: (b) the buyer must covenant with the seller to hold it in accordance with the terms of (a) delivered by hand; or G17. Maintenance agreements the tenancies and to indemnify the seller if it does not do so. (b) made electronically and personally acknowledged (automatic acknowledgement does not count); or G17.1 The seller agrees to use reasonable endeavours to transfer to the buyer, at the G23. Rent reviews (c) there is proof that it was sent to the address of the person to whom it is to be buyer’s cost, the benefit of the maintenance agreements specified in the given (as specified in the sale memorandum) by a postal service that offers normally special conditions. G23.1 This condition G23 applies where the lot is sold subject to a tenancy under to deliver mail the next following business day. which a rent review due on or before the actual completion date has not G17.2 The buyer must assume, and indemnify the seller in respect of, all liability been agreed or determined. G28.3 A communication is to be treated as received: under such contracts from the actual completion date. (a) when delivered, if delivered by hand; or G23.2 The seller may continue negotiations or rent review proceedings up to the (b) when personally acknowledged, if made electronically; but if delivered or made G18. Landlord and Tenant Act 1987 actual completion date but may not agree the level of the revised rent or commence after 1700 hours on a business day a communication is to be treated as received on rent review proceedings without the written consent of the buyer, such consent not to the next business day. G18.1 This condition G18 applies where the sale is a relevant disposal for the be unreasonably withheld or delayed. purposes of part I of the Landlord and Tenant Act 1987. G28.4 A communication sent by a postal service that offers normally to deliver mail G23.3 Following completion the buyer must complete rent review negotiations the next following business day will be treated as received on the second business G18.2 The seller warrants that the seller has complied with sections 5B and 7 of that or proceedings as soon as reasonably practicable but may not agree the level of day after it has been posted. Act and that the requisite majority of qualifying tenants has not accepted the offer. the revised rent without the written consent of the seller, such consent not to be unreasonably withheld or delayed. G29. Contracts (Rights of Third Parties) Act 1999 G19. Sale by practitioner G23.4 The seller must promptly: No one is intended to have any benefit under the contract pursuant to the Contract G19.1 This condition G19 applies where the sale is by a practitioner either as seller or (a) give to the buyer full details of all rent review negotiations and proceedings, (Rights of Third Parties) Act 1999. as agent of the seller. including copies of all correspondence and other papers; and (b) use all reasonable endeavours to substitute the buyer for the seller in any rent G19.2 The practitioner has been duly appointed and is empowered to sell the lot. review proceedings. Memorandum of sale April 2020
Lot Number Buyer’s Name(s)
Auction Date D D M M Y Y
Property Address Buyer’s Address
Agreement Date D D M M Y Y Buyer’s Phone Number
Completion Date D D M M Y Y Buyer’s Solicitors Sale Price Firm £ , ,
Deposit £ , , Buyer’s Solicitors Contact Name Balance £ , ,
Seller’s Name(s) Buyer’s Solicitors Address
Seller’s Address
Buyer’s Solicitors Phone Number
Buyer’s Administration Fee (Office use only)
The Seller acknowledges that he has agreed to sell and the Buyer acknowledges that he has agreed to buy the property mentioned above at the purchase price, subject to the Standard, General and Special Conditions of Sale.
Signed as Agent (for the seller) Signed by the Buyer (or, on behalf of the buyer)
ID Checklist Photographic Address Negotiator (Office use only) Design and artwork by: breadandhoneydesign.com Print by: realprintmanagement.co.uk
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